HomeMy WebLinkAbout07/05/1988, 2 - REQUEST TO AMEND SECTION 17.22.010 OF THE ZONING ORDINANCE TO ALLOW THE RETAIL SALE OF AUTO PARTS AND ACCESSORIES IN THE C-N, NEIGHBORHOOD COMMERCIAL ZONE. �I��N�I�IVNIIIII��INii�IIUIU �J I" MEETING GATE:
IpNu�� c� o san tins os�spo 7-5-�
COUNCIL AGENDA REPORT STEM NUMBER.
FROM: Michael Multari, Community Development Director; By: David Moran, Assistant Planner
SUBJECT:
Request to amend Section 17.22.010 of the zoning ordinance to allow the retail sale of
auto parts and accessories in the C-N, neighborhood commercial zone.
CAO RECOMMENDATION:
After considering the Planning Commission's recommendation, the staff analysis, the
applicant's statement and any public testimony, approve or deny the request as deemed
appropriate.
BACKGROUND:
The applicant wants to open a large (approx. 6000 sq. ft.) auto parts and accessories
store in the Foothill Plaza shopping center which is in the C-N zone. Section 17.22.010
of the city zoning regulations (attached) states that the retail sale of auto parts is
allowed by right in the C-R, C-S, and, with Director's approval, in the C-C zone and that
it is prohibited in the C-N zone. For this reason he has applied to allow by right
(without any discretionary approvals) the retail sale of auto parts in the C-N zone.
Alternatives
1. Deny the request -- Planning Commission recommendation.
2. Approve text change requested by applicant to allow this use in the C-N zone without
a use permit and with no size restrictions.
3. Approve the text change subject to the same restrictions applied to specialty stores
in the C-N zone (ie, size and total floor area limitations) -- original staff
recommendation.
4. Approve the text change subject to use permit (administrative or Planning Commission)
approval for retail sale of auto parts and accessories in the C-N zone.
Significant Imoact
If approved, the zoning text amendment would likely result in the location of some auto
parts stores in the C-N zone. This could, in some cases, displace uses which are more
neighborhood oriented.
The Community Development Director has approved a negative declaration for the rezoning.
Conseauences Of Not Takine The Recommended Action
The retail sale of auto parts would continue to be prohibited in the C-N zone.
"���i�w1u1111111111p��'°�q�llil city of San LUIS OBISpo
MIN= COUNCIL AGENDA REPORT
Page 2
Evaluation
1. General Plan/Zoning Consistency -- The following goals, criteria and objectives
are contained in the Land Use Element and directly pertain to the proposed text
change (with emphasis provided):
' The city should support the concept of neighborhood convenience centers (2-5
acres depending on neighborhood size) whose service area will require shorter
automotive trip distances and will encourage nonvehicular convenience
shopping.
' The city should evaluate the need for and desirability of additions to existing
neighborhood commercial centers as specific development proposals are made.
Uses must be those which will serve nearby residents, not the community as a
whole.
• Specialized retail stores, and recreational uses may be established within
neighborhood commercial areas so long as (1) individually, their size would
not constitute a major citywide attraction and (2) cumulatively, they would not
displace more general, convenience uses.
The overall intent of the neighborhood commercial zone, then, is to provide for the
localized needs of residential neighborhoods.
2. Staff Position -- In 1983, the city undertook an extensive evaluation of uses
allowed in the C-N zone which resulted in certain changes to the zoning ordinance. At
that time, the retail sale of auto parts was determined to be a use which serves a
larger-than-neighborhood service area which was more appropriate in commercial zones
other than C-N. The zoning ordinance does, however, allow the retail sale and rental
of `specialty' items in the C-N zone subject to the following restrictions:
' The gross floor area of each establishment shall not exceed two thousand square
feet.
' The combined floor area of such establishments within a shopping center, or on a
parcel which is not in a shopping center, shall not exceed twenty five percent
of the total floor area.
NOTE:`Specialties' includes such items as shoes, clothing, books, records,
video, toys, stationary, gifts, etc.
Staff feels that the retail sale of auto parts could be considered consistent with
these criteria depending on the size and intended service area of the particular
business. For example, small stores which serve the day-today repair and maintenance
needs of a local residential neighborhood would clearly be consistent. Large auto
parts stores with an extensive and diverse inventory serving customers from a
citywide or regional market area would not be considered consistent.
Note that the regulations imply a more-or-less direct relationship between floor area
and the service/market area of a business. Under most circumstances this assumption
would apply to the retail sale of auto parts. There are, however, certain types of
i���►�►NIII�IIIIII�����► �U�N City of San Lv.AIS OBISp0
COUNCIL AGENDA REPORT
Page 3
auto parts stores which could occupy a small tenant space but draw customers from a
large service/market area. For example, businesses which carry a very specialized
inventory, such as carburetor parts, would likely meet the floor area criteria
outlined above but would clearly not serve primarily a local residential
neighborhood. Businesses of this sort would probably not generate a large volume of
customers or significantly impact parking (the parking requirement for auto parts
stores is 1:500). They could, however, displace uses which are more consistent with
the intent of the C-N zone.
One way to help insure consistency with the intent of the land use element would be
to treat the retail sale of auto parts as a `specialty item' in the C-N zone as
outlined above. In this way, the scale and amount of total floor space devoted to
these specialized items could be regulated to help maintain a localized residential
service area which is the main purpose of the C-N zone. Staff could support the
contention that auto parts are in fact a specialized retail item which could be
allowed in the C-N zone under the definition and limitations outlined above. However,
the council may wish to consider requiring discretionary approval of retail sale of
auto parts in the C-N zone to guard against the establishment of more specialized
varieties discussed above.
3. Planning Commission Recommendation -- The Planning Commission considered the
recommendation of staff to allow the retail sale of auto parts in the C-N zone
subject to discretionary approval but were divided over the ability of the city to
adequately insure that a particular store would serve the local neighborhood. The
Commission voted 4-3 to recommend denial of the proposed text change (minutes
attached).
4. Other Issues -- The Foothill Plaza shopping center has been the subject of many
proposed zoning actions in recent years which have included a request to rezone the
site to C-R, retail commercial, and a request to allow movie theatres in the C-N
zone. While staff recognizes the applicant's desire to find a tenant for the unit in
question, the floor area involved (approximately 6000 square feet) and the fact that
it has remained vacant for some time suggest a difficulty in accommodating a C-N zone
use of this size which meets the 'neighborhood-serving' test. Based on conversations
with the applicant (applicant's statement attached), the scale and type of business
he wants to establish in the Foothill Plaza may not satisfy this criteria.
Furthermore, if the council approves the text change with the use permit and floor
area restrictions as recommended by staff (resolution no. 1), the floor area of the
tenant space he wishes to occupy would exceed the 2000 square foot limitation.
These issues have been discussed with the applicant who nonetheless feels that his
type of business is sorely needed in this part of town and would satisfy an unmet
demand. Several service stations in the area have submitted statements in support of
his efforts to locate in the Foothill Plaza (also attached). (Bear in mind, however,
that the council is not deciding this particular use at this specific location at
this time. If the zoning regulations are changed to allow auto parts sales in the C-N
zone, any site with C-N zoning could accommodate this use unless specific limitations
are specified.)
Z - 3
����►�►�u��lllllll�p��u'9��p1 city of San LUIS OBISPO
iMIGn COUNCIL AGENDA REPORT
Page 4
One way to accommodate uses for the site which would not normally be allowed in the
C-N zone is to rezone the entire property as a planned development and establish a
tenant occupy list which includes such things as auto parts sales. The council and
applicant may wish to consider this alternative.
ALTERNATIVES
The Council may:
1. Deny the request by resolution (Exhibit A) -- Planning Commission recommendation.
2. Approve the applicant's request to allow by right (ie, no restrictions) the retail
sale of auto parts in the C-N zone (Exhibit B).
3. Approve the text change subject to the same restrictions applied to specialty stores
in the C-N zone (ie, size and total floor area limitations) -- original staff
recommendation (Exhibit Q.
4. Approve text change subject to use permit approval with no size restrictions (Exhibit
D).
5. The council may continue review.
RECOMMENDATION
After considering the Planning Commission's recommendation, the staff analysis, the
applicant's statement and any public testimony, take an action listed in alternatives as
outlined above.
Attachments: Exhibit A
Exhibit B
Exhibit C
Exhibit D
site plan
zoning ord. use table
initial study
applicant's statement
letters
maps of selected C-N zoned properties
minutes of Planning Commission meeting
EXHIBIT A
RESOLUTION NO. (1988 Series)
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO DENYING
AN AMENDMENT TO SECTION 17.22.010 OF THE ZONING REGULATIONS TO ALLOW
RETAIL SALES OF AUTO PARTS AND ACCESSORIES IN THE C-N ZONE
WHEREAS, the Planning Commission and the City Council have held hearings to consider .
the proposed amendment in accordance with the California Government Code; and
WHEREAS, the proposed amendment has been evaluated in accordance with the California
Environmental Quality Act and the city's Environmental Impact Guidelines; and
NOW, THEREFORE, the Council resolves as follows:
SECTION 1. Findings
1. ,The proposed amendment is inconsistent with the neighborhood orientation of the
Neighborhood Commercial zone according to the general plan and zoning regulations.
SECTION 2. Environmental Determination
An environmental study (ER 18-88) has been prepared and the Community Development
Director has approved a negative declaration.
SECTION 3. Action
1. The request to amend the text of the zoning regulations to allow retail sale of auto
parts and accessories in the C-N zone is hereby denied.
On motion of , seconded by
and on the following roll-call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of
1988.
Mayor
ATTEST:
City Clerk
2 - �
EXHIBIT B
ORDINANCE NO. (1988 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING
SECTION 17.22.010 OF THE ZONING REGULATIONS TO ALLOW
THE RETAIL SALE OF AUTO PARTS AND ACCESSORIES IN THE C-N ZONE
WHEREAS, the Planning Commission and the City Council have held hearings to consider
an amendment to the zoning regulations regarding the retail sale of auto parts and
accessories in the C-N zone in accordance with the California Government Code; and
WHEREAS, the City Council finds that the retail sale of auto parts and accessories is
consistent with the local residential-serving orientation of the Neighborhood Commercial
designation as delineated inn the general plan; and
WHEREAS, the proposed amendment has been evaluated in accordance with the California
Environmental Quality Act and the city's Environmental Impact Guidelines, and a negative
declaration has been granted by the city; and
WHEREAS, the proposed text amendment promotes the public health, safety, and general
welfare;
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. That the text amendment to Section 17.22.010 of the San Luis Obispo
Municipal Code (Zoning Regulations) attached hereto marked Exhibit "B" and included
herein by reference, be approved.
SECTION 2. After City Council review and consideration, the determination of the
Community Development Director to approve a negative declaration is hereby confirmed.
SECTION 3. A summary of this ordinance, approved by the City Attorney, together with
the ayes and noes, shall be published at least five (5) days prior to its final passage
in the Telegram-Tribune, a newspaper published and circulated in said city, and the same
shall go into effect at the expiration of thirty (30) days after its said final passage.
A copy of the full text of this ordinance shall be on file in the office of the City
Clerk on and after the date following introduction and passage to print and shall be
available to any interested member of the public.
2 - Cv
Ordinance No. (1987 Series)
Page 2
INTRODUCED by the Council of the City of San Luis Obispo, at its meeting held on
the day of 1987, on motion of
seconded by and on
the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
APPROVED:
Ad 'nistrative Officer
City Attc@ncy }
Community Development Director
z - �
EXHIBIT B
1. Amend Section 17:22:010; Table 9, Uses Allowed by Zone; of the Zoning Regulations as
follows:
a. Show the retail .sale of auto parts-and accessories as a use allowed by rig_ fit in
the C-N zone.
EXHIBIT C
ORDINANCE NO. (1988 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING
SECTION 17.22.010 OF THE ZONING REGULATIONS TO ALLOW
THE RETAIL SALE OF AUTO PARTS AND ACCESSORIES IN THE C-N ZONE
WHEREAS, the Planning Commission and the City Council have held hearings to consider
an amendment to the zoning regulations regarding the retail sale of auto parts and
accessories in the C-N zone in accordance with the California Government Code; and
WHEREAS, the City Council finds that auto parts and accessories are specialty items
and that the retail sale of such specialty items is consistent with the neighborhood
serving orientation of the Neighborhood Commercial designation as delineated in the
general plan; and
WHEREAS, the proposed amendment has been evaluated in accordance with the California
Environmental Quality Act and the city's Environmental Impact Guidelines, and a negative
declaration has been granted by the city; and
WHEREAS, the proposed text amendment promotes the public health, safety, and general
welfare;
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. That the text amendment to Section 17.22.010 of the San Luis Obispo
Municipal Code (Zoning Regulations) attached hereto marked Exhibit "C" and included
herein by reference, be approved.
SECTION 2. After City Council review and consideration, the determination of the
Community Development Director to approve a negative declaration is hereby confirmed.
SECTION 3. A summary of this ordinance, approved by the City Attorney, together with
the ayes and noes, shall be published at least five (5) days prior to its final passage
in the Telegram-Tribune, a newspaper published and circulated in said city, and the same
shall go into effect at the expiration of thirty (30) days after its said final passage.
A copy of the full text of this ordinance shall be on file in the office of the City
Ordinance No. (1987 Series)
Page 2
Clerk on and after the date following introduction and passage to print and shall be
available to any interested member of the public.
INTRODUCED by the Council of the City of San Luis Obispo, at its meeting held on
the day of 1987, on motion of
. seconded by and on
the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
APPROVED:
City A inistrative Officer
City At ney
/�lLfiJ
Community Development Director
2, - / 0
EXHIBIT C
1. Amend Section 17.22.010, Table 9, Uses Allowed by Zone, of the Zoning Regulations as
follows:
a. Show retail sale of auto parts and accessories as an allowed use in the C-N
zone.
b. Add footnote number IS:
In the C-N zone, the retail sale of auto parts and accessories shall be allowed
provided that (1) the gross floor area of each establishment shall not exceed
two thousand square feet and (2) the combined floor area of such establishments
within a shopping center, or on a parcel which is not in a shopping center,
shall not exceed twenty-five percent of the total floor area.
EXHIBIT D
ORDINANCE NO. (1988 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING
SECTION 17.22.010 OF THE ZONING REGULATIONS TO ALLOW
THE RETAIL SALE OF AUTO PARTS IN THE C-N ZONE
WHEREAS, the Planning Commission and the City Council have held hearings to consider
an amendment to the zoning regulations regarding the retail sale of auto parts and
accessories in the C-N zone in accordance with the California Government Code; and
WHEREAS, the City Council finds that the retail sale of auto parts and accessories,
with use permit approval, is consistent with the neighborhood-serving orientation of the
Neighborhood Commercial designation as delineated in the general plan; and
WHEREAS, the proposed amendment has been evaluated in accordance with the California
Environmental Quality Act and the city's Environmental Impact Guidelines, and a negative
declaration has been granted by the city; and
WHEREAS, the proposed text amendment promotes the public health, safety, and general
welfare;
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. That the text amendment to Section 17.22.010 of the San Luis Obispo
Municipal Code (Zoning Regulations) attached hereto marked Exhibit "D" and included
herein by reference, be approved.
SECTION 2. After City Council review and consideration, the determination of the
Community Development Director to approve a negative declaration is hereby confirmed.
SECTION 3. A summary of this ordinance, approved by the City Attorney, together with
the ayes and noes, shall be published at least five (5) days prior to its final passage
in the Telegram-Tribune, a newspaper published and circulated in said city, and the same
shall go into effect at the expiration of thirty (30) days after its said final passage.
A copy of the full text of this ordinance shall be on file in the office of the City
2- � �
Ordinance No. (1987 Series)
Page 2
Clerk on and after the date following introduction and passage to print and shall be
available to any interested member of the public.
INTRODUCED by the Council of the City of San Luis Obispo, at its meeting held on
the day of 1987, on motion of
. seconded by and on
the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
APPROVED:
City A �inistrative Officer
City ttorney
Community Development Director
2 - 13
EXHIBIT D .
1. Amend:Section 17:22.010, Table 9; Uses_ Allowed by :Zone, of the Zoning Regulations as
follows:
a. Show retail sales of auto parts and accessories; except tires and batteries as
principal use; as an allowed use in the C-N zone:with a Planning Commission use.
permit; .
k
2 - 1 �
� Z
0
O
4nM
>
D
^ _
0 • i= + g
is °o Pi °o
■ . o
0 � '
0 alp
s
9 ' _
o
tl
Cc A
`L� O
O'S Ll I'L I I�V-O
r
r
A r + N
e
00
\ 00
z- �s
1
17.22.010
Table 9 Continued
Uses Allowed by.Zone j R-1 I R-2 I R-3 R-4 COS 1 0"1 PF IC-N C{ C-R GT CSS M I
Retail sales and rental —
autos, trucks, motorcycles, ;
RV's I
. ....... _. D ! A i PC
Retail sales — auto parts and
\
accessories except tins and j
tunes as principal use
D A ' A IPC
Retail sales — tins and bat- I 1
teries
i I IAI IA PC
Retail sales and rental —
boats,aircraft, mobile homes j
I ,
A PC
Retail sales—groceries,liquor
and specialized foods(bakery,
mean,dairy items etc.) �
A A A PC D i
i
Retail sales — general mer-
chandise(drug, hardware:,dis- I '
department and variety
ora)
— 15.000 square feet or less
gross floor area per
establishment A A A PC
— 15,001 to 60,000 square
feet gross floor area per
establishment
PC . A A PC
— more than 60.000 square
feet gross floor area per
establishment PC D ['C
Retail sales and rental — spe.
cialties (shoe storm clothing
stoner, book/record/videotape I
stores, toy stores, stationery
stores gift shops)
I I I M A A I
-
Schools � •
— Nursery schools, child
day care PC ' PC D D A D D p a
— Elementary,junior high,
high schools;schools for
disabled/handicapped PC PC D D D D
A — Allowed
D — Director's approval required _
Plauning ND — Director s approvalmuse oapproval required
tround floor,allowed above
The dicemor shalt determine if a proper unlisted use is similar to a listed uw-Numbered note am at and of dtam
(San Luis Obispo 7.161 466
i
2 — rte
city 4 san luis omp0
�����u�IIIIfIIIIII��N°°��qII{�
INIT�A L STUDY OF ENVIRONMENTAL I M PACT
ER
�
SITE L.ocAnoN
Citywide. APPLICATION NO. 18-88
PROJECT DESCRIPTION Amendment to Sec. 17.22.010 of the zoning ordinance to allow the
retail sale of auto arts in the-C-N, Neighborhood Commercial zone.
APPLICANT Graham Pallister and Brian Tosti
STAFF RECOMMENDATION:
% NEGATIVE DECLARATION MITIGATION INCLUDED
EXPANDED INITIAL STUPVEOUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY David Y4M. Assiatnt Planner DAA 5/3/88
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: DAA /I f2r
Ue L7eG/G1/'2� O
SUMMARY OF INITIAL STUDY FINDINGS
I.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
II.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS ...................................................
None.*
B. POPULATION DISTRIBUTION AND GROWTH..........................................
None.
C. LAND USE ........................................................................ '
None.*
D. TRANSPORTATION AND CIRCULATION ..............................................
None.*
E. PUBLIC SERVICES ............................. . ....................... None.
F. UTILITIES..........................................................................
None.
None.
G. NOISE LEVELS ...................................................................
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS ..................... None.
I. AIR QUALITY AND WIND CONDITIONS............................................... None.
J. SURFACE WATER FLOW AND QUALITY .............................................. None.
K PLANT LIFE......................: ....... None.
L ANIMAL LIFE.....................................................................
None.
M. ARCHAEOLOGICALIHISTORICAL None.
N. AESTHETIC.............................................................. None.
O. ENERGY/RESOURCE USE ................... None.
P. OTHER ....... None.
III.STAFF RECOMMENDATION
Negative Declaration.
*SEE ATTACHED REPORT 3m
Z - 1'1
Initial Study ER18-88
Page 2
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
The applicant requests an amendment to Section 17.22.010 of the zoning ordinance to allow
the retail sale of auto parts and accessories in the C-N, neighborhood commercial zone.
At present, retail sale of auto parts is allowed by right in the Retail Commercial (C-R)
and Service Commercial (C-S) zones and with director's approval in the Central Commercial
(C-C) zone.
The zoning ordinance defines and differentiates among the purposes of the various
commercial designations primarily on the basis of specialization, the intended service
area (or market area) and the intensity of allowed uses. The C-N zone, for example, is
intended to offer a wide range of merchandise types (increasing generalization) to serve
surrounding residential areas, while the C-R zone is intended to provide a wider
selection of a single type of merchandise (increasing specialization) serving the entire
community.
II. POTENTIAL IMPACT OVERVIEW
A. Community Plans and Goals
Land Use Element
The following goals, criteria and objectives of the Neighborhood Commercial
designation are contained in the Land Use Element and directly pertain to the
proposed text change:
• The city should support the concept of neighborhood convenience centers (2-5
acres depending on neighborhood size) whose service area will require shorter
automotive trip distances and will encourage nonvehicular convenience shopping.
• The city should evaluate the need for and desirability of additions to existing
neighborhood commercial centers as specific development proposals are made. Uses
must be those which will serve nearby residents, not the community as a whole.
' Specialized retail stores, and recreational uses may be established within
neighborhood commercial areas so long as (1) individually, their size would not
constitute a major citywide attraction and (2) cumulatively, they would not
displace more general. convenience uses.
The intent of the Neighborhood Commercial designation, then, is to provide for the
localized needs of residential neighborhoods. The retail sale of auto parts could be
considered consistent with these criteria depending on the size and intended service
area of the particular business. For example, small stores which serve the day-today
repair and maintenance needs of a local residential neighborhood would clearly be
consistent. Large auto parts stores with an extensive and diverse inventory could
draw customers from a citywide or regional market area and would not be considered
consistent. Evaluation: May Be Significant
2- � 0
1
Initial Study ER18-88
Page 3
Mitigation — Require discretionary review for establishment of retail sales of
auto parts and accessories in the C-N zone. Review would focus on the degree of
specialization of proposed inventory to be sold and whether there is a reasonable
likelihood that the service area would exceed the neighborhood context, and/or
displace more general convenience uses.
C. Land Use
Given the restrictions outlined above, the retail sale of auto parts is not expected
to create a significant compatibility impact with uses currently allowed in the C-N
zone. Evaluation: Not Significant
D. Transportation
Uses currently allowed in the C-N zone generate trips generally within the following
range:
71 trips/1000 sq. ft. gross floor area/day (example: specialty retail)
500 trips/1000 sq. ft. gross floor area/day (example: fast food restaurant)
The retail sale of auto parts is expected to generate trips in a manner similar to
that of specialty retail (71 trips/1000 sq. ft./day) and is therefore not expected to
constitute a significant adverse impact on the basis of increased trip generation
alone, if allowed in the C-N zone. Evaluation: Not Significant
III. STAFF RECOMMENDATION
Negative declaration.
2- I �
April 7, 1988
Department of Community Development
990 Palm Street
San Luis Obispo, CA 93401
Re: 767 Foothill Blvd.
Application for Auto Accessory Store
Gentlemen:
We offer the following points in support of the above
application:
1 . The C-N zone is intended to provide goods and services
primarily for the convenience of the surrounding residential
areas , as is the intent of this proposed user, namely to provide
a source of automotive accessories near Cal Poly and to serve the
surrounding neighborhood;
2. This particular area is not adequately served by an auto
accessory store at this time, as most such stores are located in
the central district on Monterey, Higuera, and Marsh Streets.
Therefore, the 767 Foothill location would not conflict or draw
from the downtown business district , as downtown is more than
adequately served by the existing auto related businesses ;
3. Historically auto supply stores are located in neighborhood
centers near the user. This encourages non-vehicular shopping
and shorter automotive trips thereby decreasing arterial traffic
and parking congestion, in keeping with the spirit of the general
plan;
4 . Subject store has been vacant for a number of years and would
be re-modeled and improved, thereby coinciding with the general
plan policy of encouraging improvement of existing stores so as
to better integrate with the surrounding neighborhood;
5. A definite demand for this use exists as evidenced by the
requests of automobile stations and repair facilities in the
neighborhood for a more convenient location.
Sincerely yours ,
By M;V'S"«. C
Applicant
2- Zc
FARMER & READY
N I.AI\ c ORPORAHON
12;4 MRSA SFRELI
I'.(). BM 1441
DAVID 1. I AI.AIER 1,AN I L Iti O14NPO. \ :\I.IEORNIA 16401,
TALI. F I:EADY It-h-phunr (-80;) W In'_I,
May 23 , 1988
REC&vc-C
MAY 2 5 19
City of San Luis Obispo
Department of Community Development
990 Palm Street
P. 0. Box 8100
San Luis Obispo, CA 93403-8100
Re: 767 Foothill Boulevard - Auto Accessory Store
Location
G entl eper sons :
As a part of the pending application relating to the above
location and respective use, Channel Lumber Company respectfully
offers the following in full support of the application.
The proposed use of an auto accessory store, fulfills the
intentions of a C-N zone by providing retail goods and services
primarily for the convenience of the surrounding residential
areas.
It goes without saying that the modern automobile
accessory store provides several types of merchandise to the
buying public and is no longer limited to mundane 'mechanical
part" order filling. Also it should be noted that there is no
existing neighborhood retailer who offers the surrounding
residential areas the same goods and services as this store will
provide.
Finally, it should not be forgotten that this is a space
in the Foothill Shopping Center which has been vacant for a
number of years. Certainly the remodeling and improvement will
result in not only utility to the surrounding residents, but
additionally meet the general plan policy aimed at improvement of
existing stores so as to better integrate with the surrounding
neighborhoods. The location and size of the space is perfectly
tailored to the proposed use.
It is the sincere hope of Channel Lumber that based upon
the above, and what other considerations might be given, that the,
proposed use of the premises at 767 Foothill Boulevard for an
2 -Z �
City of San Luis Obispo
Department of Community Development
May 23 , 1988
Pa ge 2
auto accessory store would be deemed to be included within the
neighborhood commercial uses allowed under the C-N zoning status.
Res fully yours,
PAUL F READY
Attorney for Channel Lumber Co.
PFR/dc
2 - ZZ
oh _
'onson s Chevron Service _= � .
:m',• :se'hR^.Sa.San l ,ihntn: .: 4% HALLM MAWAHO ;j ES OF NORTH WEST SAS LUIS OBISPO
STATION Orli
and "Graham Pallister, have submitted
to the San Luis Obispo Planning
ary Benson.Owner ____.._ ... sur a hearing which is to take place the
latter part of May 1988. This hearing is to have a
text change, in order to allow an Automotive
Accessary Mart in the Foothill Plaza Shopping Center,
at 767 Foothill 31vd. , between Lucky' s Market and
Thrifty Drug.
we would appreciate any comment as to the favorability
or detriment to the neighbourhood or Cal. Poly. , as
this proposed store might mean.
If you do not have any comment, would you please
check off in the box given below as to in favor
or not in favor.
Thank You :
ELLENSON'S CHEVRON
151 NORTH SANTA ROSA
SAN LUIS OBISPO,CA 93401
IN FAVOR NOT IN FAVOR D
Z -Z3
TO THE BUSINESSES OF NORTH WEST SAN LUIS OBISPO
We, Brian Tosti and Graham Pallister, have submitted
an application to the San Luis Obispo Planning
Commission for a hearing which is to take place the
latter part of May 1988. This hearing is to have a
text change. in order to allow an Automotive
Accessary Mart in the Foothill Plaza Shopping Center,
at 767 Foothill Blvd. , between Lucky' s :Market and i
Thrifty Drug.
We would appreciate any comment as to the favorability
or detriment to the neighbourhood or Cal. Poly. , as
this probosed store might mean.
If you do not have any comment. would you please
check off in the box given below as to in favor
or not in favor.
I
Thank You:
I
IN FAVOR L✓J NOT IN FAVOR D
ERRELL'S UNOCAL SERVICE
PROTECH - UNOCAL 76
Bill Ferrell Ed Ferrell
Guaranteed Auto Service
Tires • Batteries • Autn Parts
Foreign and Domestic
Mechanics 8:00 a.m. to 5:00 p.m.
3 Santa Rosa 543-8982
2 -Z�
TO THE BUSINESSES OF NORTH WEST SAN LUIS OBISPO
We, Brian Tosti and Graham Pallister, have submitted
an application to the San Luis Obispo Planning
Commission for a hearing which is to take place the
latter part of May 1988. This hearing is to have a
text change, in order to allow an Automotive
Accessary Mart in the Foothill Plaza Shopping Center,
at 767 Foothill Blvd. , between Lucky' s Market and
Thrifty Drug.
We would appreciate any comment as to the favorability
or detriment to the neighbourhood or Cal. Poly. , as
this proposed store might mean.
If you do not have any comment, would you please
check off in the box given below as to in favor
or not in favor.
Thank You:
n1i/7" -rhh 677Z.6JS
�fj6 774E- 7)OW/j -77.yG LY-- TA=ie,
IN FAVOR NOT IN FAVOR r]
2 -ZS
P kA
P .C . Minutes
May 25 , 1988
Page 3 .
Commr . Duerk moved to approve the use permit , subject to findings ,
conditions , and code requirements , and added a requirement for applicant to
offer a future dedication for the southeast creekside public access .
Commr . Crotser seconded the motion .
VOTING : AYES - Commrs . Duerk , Crotser , Gerety , Hainline, Roalman ,
Schmidt and Kourakis .
NOES - None.
ABSENT - None.
The motion passes .
-------------------------------------------------------------------7-------
Item 3 . Public H�ea_ri�nS: Rezoning R1374 . Request to amend the Zoning
e7�guTtionT section 17.22 .07—to allow retail sales of automobile
parts in the neighborhood-commercial (C-N ) zone ; Graham Pallister
and Brian Tosti , applicants .
---------------------------------------------------------------------------
Judy Lautner presented the staff report and recommended that the commission
recommend to council that they approve the text change allowing the retail
sale of auto parts in the C-N zone , based on findings .
Chairperson Kourakis opened the public hearing .
Brian Tosti , applicant , 143 N. Ocean , Cayucos , urged the approval of the
expanded space. He discussed the intent of serving the immediate
neighborhood and the need for a large inventory to service today ' s market .
Hal Dill , owner ' s representative , 1250 Osos , discussed the design
restrictions and his desire to rent it .
Chairperson Kourakis closed the public hearing.
Commr . Gerety discussed why auto parts stores have been restricted from C-N
zones in the past .
Commrs . Schmidt and Duerk did not feel a full service auto parts should be
included in the C-N zone.
Commr . Crotser did not feel comfortable with broad-based text changes .
Chairperson Kourakis felt the area was improperly zoned .
Commr . Schmidt moved to recommend that council deny the text change
application .
Commr . Duerk seconded the motion .
2-Z�o
P .C . Minutes
May 25 , 1988
Page 4 .
VOTING: AYES - Commrs. Schmidt , Duerk , Gerety and Roalman.
NOES - Commrs. Crotser, Hainline and Kourakis .
ABSENT - None.
The motion passes .
---------------------------------------
Item 4. Public Hearing: General Plan Amendment GP 1780. Consideration of
amen ing the Land Use �Tement an Water and Wastewater Management
Element of the general plan concerning annexation and minor
annexation policies ; City of San Luis Obispo , applicant .
-------------------------------------------------------------------
Michael Multari presented the staff report and recommended the commission
review the proposed policies , accept public testimony , review and consider
the Director ' s negative declaration , suggest appropriate changes to the
policies , and forward recommendations to the City Council .
Chairperson Kourakis opened the public hearing .
Rob Strong , 1 Buena Vista , was concerned with the objective of annexation
to establish a permanent green belt and felt the criteria was arbitrary ,
citing Item D as an example. He suggested it reference a 30% slope or
delete it altogether .
Chairperson Kourakis closed the public hearing.
Commr . Gerety did not believe 15% gave enough flexibility and opposed using
on-site water sources and allowing increased demand in reduced water .
Commr . Schmidt felt the discussed amendments to section 2C , 2F and 3 made
the proposal feasible. He felt this policy should be instated only in
cases where major, clear public benefit was shown .
Commr . Duerk felt the 15% slope was reasonable at this time and supported
the proposal with amendments to sections 2C , 2F and 3 .
Commr . Gerety left the meeting , due to illness .
Chairperson Kourakis was concerned with on-site water sources and favored
the proposal .
Chairperson Kourakis moved that the commission support recommendations in
Figure A , with amendments to sections 2C , 2F and 3 .
Commr . Duerk seconded the motion .